Tottenham Hale · Haringey · Tottenham constituency · 51.59258, -0.06788

N17 9AB— Tottenham Hale, Haringey

Location and area intelligence for N17 9AB, Tottenham Hale, Haringey

High-connectivity investment target

 

Schools 88%Safety 58/100Transport 54/100~5% yield · indicativeOnly 1 sales — thin data

Best for: Most buyers

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Strong, well-rated schools set this area apart

Liveability
61
Safety
58
Schools
100
Transport
54
Environment
57
Investment
52

The bottom line

N17 9AB offers exceptional schools (100% Good/Outstanding) and fast broadband — a strong choice for Most buyers.

Less suited to Families.

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Location

N17 9AB

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Low

London Benchmarks

vs London income-20.5% vs London avg
vs London crime+217.0% vs London avg

Deep-dive guides for N17 9AB

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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How N17 9AB has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
★★★

Primary

Holy Trinity CofE Primary School

Outstanding · Inspected Oct 2022 · 4 min walk

KS2: 106.8

—

Secondary

Gladesmore Community School

Not yet inspected · Inspected Oct 2024 · 17 min walk

P8: 0.00A8: 46.9

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Pembury House Nursery School

Not inspected · 8 min walk

6 primaries · 0 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Medium crime

206.2 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+152% vs borough

Crime by type

Other27%
Violence & sexual offences22%
Anti-social behaviour19%
Theft10%
Vehicle crime9%
Drug offences7%
Burglary4%
Robbery3%

Road safety

99

Road safety score

1

Accidents (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Tottenham Fire Station · 273m

Crime is +217% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

N17 district median

£426,250

Based on 188 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,980/m²
Price per ft²£463/ft²
Avg floor area74.5 m²

EPC breakdown

B
3%
C
8%
D
7%
E
1%

Based on 19 properties · Confidence: medium

Street mix

Flat 100%

LHA rates — Outer North London

Shared room£595/mo
1 bedroom£1150/mo
2 bedrooms£1400/mo
3 bedrooms£1695/mo
4 bedrooms£2200/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield851 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow
Rebuild cost estimate£186,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, filled cavity
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,793
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2007–2024 · CAGR

+4.4%

Total change

+109%

Market Activity

Price Velocity & Acceleration

Current Velocity

+4.8%

per year

Acceleration

+6.86

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £350k–£400k · 6 sales

Property Type Mix

Total: 6 sales

Flat/maisonette100%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Pre-crash peak2007–2007£178k£178k+0%2
Brexit uncertainty2018–2018£363k£363k+0%2
Rate-rise correction2022–2022£355k£355k+0%1
Current market2024–2024£372k£372k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.7% alpha

Flat/maisonette+0.7% α
Local
6.7%
District
6%

CAGR over 11yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

58out of 100SellerBuyer

Market condition

Buyer's Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity40
Sales Volume75

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Tottenham Hale Underground StationVictoria line
7.8 min walk
Bruce Grove→ Liverpool Street· 6 tph
22 min

Nearby stations

Bruce Grove Rail StationGreater Anglia · Weaver
3 min walk
Bruce GroveNational Rail
3 min walk
Tottenham Hale Underground StationVictoria
9 min walk
Seven Sisters Underground StationVictoria
14 min walk
Seven Sisters Rail StationWeaver · Greater Anglia
16 min walk
No bus stops within 400m

60

Walkability score

171

Footpaths (500m)

0

Santander docks (800m)

3.6 km

Nearest cycle dock

Central London commute times

London Bridge50 min ↑
Victoria ★45 min
Waterloo52 min ↑
Canary Wharf57 min ↑
City48 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

8

Car parks (800m)

0

EV chargers (800m)

Total spaces (800m)112
Nearest car park126m
Santander docks (800m)0
Nearest cycle dock3.6 km

Nearby car parks

🅿️
Stoneleigh Road Car Park "A"· no
126m
🅿️
Stoneleigh Road Car Park "B"20 spaces· yes
168m
🅿️
Kwikfit carpark20 spaces
483m

Connectivity

Broadband and mobile coverage

100%

Full fibre

89%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed456 Mbps
Median download431 Mbps
Superfast coverage100%
All operators 5G94%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 26.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 81% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 7.3 km away✗ Not Green Belt✗ Not AONB5% green spaceTree canopy: 70%
Below average green space

Nearest SSSI: Walthamstow Reservoirs SSSI — 1.4 km

Energy

Solar: 851 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Low

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield850.9 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costLow

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

BRUCE GROVE PRIMARY HEALTH CARE CTR

463 HIGH ROAD, TOTTENHAM, N17 6QB

2 min walk

75%

Recommend GP

75%

Overall GP experience

9

GPs within 1km

6

Dentists within 1km

6

Care homes (1km)

Nearest hospitalSt Ann's Hospital · 2.0 km
Nearest A&EWHITTINGTON HEALTH NHS TRUST · 5.7 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.4%

Amenities

Shops, restaurants, parks and more

58

Parks (1km)

21

Restaurants (800m)

10

Cafes (800m)

3

Pubs (400m)

4

Pharmacies (800m)

3

Gyms (1km)

13

Sports (1km)

9

Convenience

Nearest supermarketOzdiller Supermarket · 148 m
8 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

1

Nightclubs

4

Late-night venues

D
1,092 licensed premises in borough480 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

122m

Post office

Nearby shops

Dermark Supermarket & Off Licence145 m
Caribbean Supermarket150 m
Enfield Food Centre160 m
News 'n' Booze195 m

Nearby cafes

Cafe Life203 m
North London Community House Café228 m
Tradicia255 m
Costa317 m

Nearby restaurants

German Doner Kebab120 m
Selekt Chicken138 m
KFC143 m
Oz Erciyes143 m

Nearby pubs

The Beehive103 m
The Ship158 m
The Elbow Room164 m
The Volunteer341 m

Nearby gyms

EasyGym350 m
Hotpod Yoga Tottenham Hale491 m
Anytime Fitness613 m
Tottenham Green Leisure Centre639 m

Nearby pharmacies

Pharmocare158 m
Dowsett Pharmacy267 m
Boots647 m
The Cadge Pharmacy814 m

Nearby health

Bruce Grove Primary Health Care Centre159 m
Charlton House Medical Centre409 m
Smile For Life Dental Clinic458 m
Tottenham Hale Kidney & Diabetes Centre798 m
Food hygiene (5-star)67% of 139

Business

Local businesses registered here

Active businesses
1
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
1
3yr survival rate
100.0%
Right-to-buy sales (5yr)
222

High street

A

High street health

Registered businesses

ALIBAMARKET LTD

Investment

Investment grade, yield and market outlook

52

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,600London avg: £1,950/mo
Gross yield
4.5% (good)London avg: 3.8%Strong yield — top 25% of London
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition222
Sales last 12 months0

Rental market

High

Demand

Low

Void risk

Mixed / transient

Tenant profile

+8.5%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

53.4

Price growth score

C
High

Development pressure

High

New supply risk

High investment qualityActive regeneration zone

Infrastructure pipeline

Infrastructure score26/100
Bakerloo Extension route10,997m
Crossrail 2 route752m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,626 nationally

1,930

Est. population

17,541/km²

51%

Employed

31%

Degree educated

£33,400

Median income

13.6%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

35

Community stability

Age profile

23%
25%
22%
18%
Under 1823%
18–3425%
35–4922%
50–6418%
65+13%

Tenure

26%
51%
Own outright11%
Own (mortgage)11%
Private rent26%
Social rent51%
Shared ownership0%
Rent free1%

Ethnicity

16%
16%
36%
15%
White British16%
White Other16%
Asian10%
Black36%
Mixed7%
Other15%

Employment & lifestyle

Managerial / professional20%
Routine / semi-routine28%
No car household63%
Unemployed7%
No qualifications26%

Housing tenure (Census 2021)

Social rent51%
Private rent26%

vs. London

Income vs London-20.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
40
Live planning apps (800m)
10
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (3 years)
2
Borough approval rate
82%
Opportunity area
Lee Valley
CIL rate (residential)
£140/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£0.8bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
6
Under construction
0
Completed (3yr)
438
Largest scheme
423 homes · Ashley Gardens, Ashley Road, London, N17 9LJ, Ashley Road, N17 9LJ
Pipeline pressure
LOW

Named schemes (500m)

Land north of, Land north of, Monument Way, and South of Fairbanks Road, N1754 homes
completed
Ambleside Close, (Fmr 415-419), Ambleside Close, (Fmr 415-419), HIGH ROAD, Tottenham, N17 6QN52 homes
completed
Protheroe House, Protheroe House, Chesnut Road, N17 9EQ50 homes
completed
Protheroe House, Protheroe House, Chesnut Road, N17 9EQ50 homes
completed
300-401, 300-401, HIGH ROAD, N17 6QN45 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
18.0%
Ward turnout
37%
Election year
2026
MP
Mr David Lammy (Labour)
MP majority
15,434
Constituency
Tottenham

Councillors

Tehseen KhanGreen
Hannah WardGreen
Nelly TackieGreen

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Key facts for N17 9AB

Full postcodeN17 9AB
Postcode districtN17
BoroughLondon Borough of Haringey
WardTottenham Hale
Latitude51.592585
Longitude-0.067875
Parliamentary constituencyTottenham
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey